605 Little Street - Council Dockets - City of Alexandria

60 Pages·2011·3.11 MB·English

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EXHIBIT NO
DOCKET ITEM #8 Cf-li-JI
Special Use Permit #2011-0016
605 Little Street- Single Family Dwelling
Application General Data
Planning Commission
Consideration of a request to Hearing: September 8, 2011
construct a single family dwelling City Council
on a substandard lot. Hearing: September 17,2011
Address: Zone: R-2-5/Single and Two Family
605 Little Street
Applicant: Small Area Plan: Potomac West
Brian Thomas
Staff Recommendation: APPROVAL subject to compliance with all applicable codes and
ordinancesandtherecommendedpermitconditionsfoundin SectionIIIofthisreport.
Staff Reviewers: [email protected]
PLANNING COMMISSION ACTION. SEPTEMBER 8.2011: On a motion by Mr. Dunn,
seconded by Mr. Jennings, the Planning Commission recommended avproval of the request,
subject to compliance with all applicable codes, ordinances and staff recommendations. The
motion passed on avote of 7 to O.
Reason: The Planning Commission agreed with staff analysis.
Speakers:
Stephen Kulinski, representing the architect, spoke in support of the application and answered
questions trom the Planning Commission. He agreed to install a six-foot tall board-on-board
privacy fence to screen the proposed parking area from the property's eastern neighbor at 604
Ramsey Street.
Greg Knott, 202 E.Oak Street, spoke in support of the request.
Carla Grano, 604 Ramsey Street, expressed concern regarding stormwater run-off and the
location ofproposed off-street parking.
PLANNING COMMISSION ACTION. JUNE 7.2011: On a motion by Mr. Dunn, seconded
by Mr. Jennings, the Planning Commission deferred the request. The motion passed on a vote of
4 to 1,with Ms. Fossum voting no and with Mr. Wagner and Mr. Robinson absent.
Reason: The Planning Commission believed that the applicant needed additional time to address
concerns raised by immediate neighbors.
SUP #2011-0016
605 Little Street
Speakers:
Carla Grano, 604 Little Street, stated her concern about the loss of trees and the existing
playground equipment on the lot. She stated that the proposed parking spaces could increase
traffic in the alley and asked for a screening fence to be placed around the proposed parking
spaces.
Alan Dubow, 601 Little Street, stated that the lot was not suitable for building a new house due
to its small size and that the house next-door has an addition located close to the property line.
Angela Venier, 606 Little Street, expressed concerned about potential stormwater issues and the
proposed building height in relation to other homes in the neighborhood.
Scott Ruggiero, 701 Little Street, shared his concern that the proposed dwelling is really two
stories in height and is out of character with the neighborhood.
Pam Townsend, 604 Little Street, expressed concern about the bulk of the proposed house and
asked for postponement of the case to give new next-door owners the opportunity to share their
thoughts about the proposed dwelling.
Peter Watkins, 604 Little Street, stated that he was pleased with some of the applicant's revisions
compared to his original proposal but shared concerns about the home being two-stories tall, the
removal of trees, and stormwater mitigation.
Marguerite Lang, as Rosemont Citizens Association President, stated that the association
narrowly approved of the applicant's proposal. As a neighborhood resident speaking for herself,
she voiced support for the proposal and stated that the design was appropriate for the
neighborhood.
Steve Kulinski, architect for the applicant, spoke in support of the request and answered
questions from the Planning Commission.
SUP #2011-0016
605 Little Street
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SUP #2011-0016
605 Little Street
I. DISCUSSION
The applicant, Brian Thomas represented by Steve Kulinski, architect, requests Special Use
Permit approval to construct a single-family dwelling on a substandard lot at 605 Little Street.
SITE DESCRIPTION
The subject site is one lot of record with
40 feet of frontage on Little Street, 100
feet of depth, and a total lot area of 4,000
square feet. A IS-foot alley runs along the
southern side of the property.
The surrounding area is comprised of
primarily single-family residential
dwellings along with some two-family
residential dwellings.
PROPOSAL
The applicant requests SUP approval to
construct a one-and-a-half story single-family dwelling on this substandard lot. The dwelling is
proposed to be 1,795 square feet in size and will measure 22.9 feet in height. The design of the
dwelling, which has been refined as a result of discussions between the applicant and staff,
includes a roofline parallel to the street and a roof design that achieves the appearance of a one-
and-a-half story building rather than two full stories. The front fa~ade includes a front porch
spanning the entire width of the house and a second-story dormer.
ZONING
The property is located in the R2-5/Single and Two-Family Residential zone, which ordinarily
requires aminimum lot size of 5,000 square feet, minimum lot width of 50 feet and minimum lot
frontage of 40 feet for a single-family dwelling. The lot is substandard in terms oflot area and lot
width, but meets the minimum lot frontage requirement.
Section 12-400 of the Zoning Ordinance permits construction of a single-family home on a
substandard lot only with Special Use Permit approval and only if the substandard lot contains at
least the lot area and at least the lot width and frontage exhibited by 50% of the developed lots
on the block face. Given that a majority of the other lots on this block face are exactly the same
size and shape as the subject lot, these threshold requirements have been met.
The proposal meets Zoning Ordinance requirements regarding setbacks, FAR, building height
and threshold height. Additional zoning elements ofthe applicant's proposal can be found on the
following page.
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SUP #2011-0016
605 Little Street
Reauirement Proposal
Lot Size 5,000 SF Min 4,000 SF
Lot Width 50' Min 40'
Lot Frontage 40' Min 40'
Established
Front Yard 13.9' 13.9'
setback
Side Yard
1:3with 7' min 7.04' 7.17'
(South)
Side Yard
1:3with 7' min 7.04' 7.17'
(North)
Rear Yard 1:1with 7' min 22.9' 31.25'
Max: prevailing
B~lding plus 20% (23.04')
25' 22.9'
Height OR 25' whichever
is higher
Threshold Max: prevailing 3.9' +20%
2.5'
Height plus 20% = 4.68'
FAR 0.45 max 0.45
MASTER PLAN DESIGNATION
The proposed use is consistent with the Potomac West Small Area Plan chapter of the Master
Plan which designates the property for residential use.
PARKING
Pursuant to Section 8-200(A)(1) of the Zoning Ordinance, a minimum of two standard-size
parking spaces are required for single-family detached dwellings. The applicant meets this
parking requirement by providing two parking spaces to the rear of the dwelling which is
reached trom the adjacent alley.
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ORIGINAL PROPOSAL FIRST REVISION
,J
,}
THIRD REVISION FINAL REVISION
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II. STAFF ANALYSIS
Staff does not object the applicant's request to construct a new single-family dwelling on this
substandard lot. The proposed design of the dwelling and its placement on the lot is appropriate
and generally compatible with the surrounding neighborhood.
Staff has worked with the applicant to refine the original proposal to achieve a better fit with the
existing homes on the block. Although this block of Little Street has an eclectic mix of housing
styles, many of the homes are relatively low in height, feature aroofline parallel to the street, and
have a design which minimizes the appearance and massing of the second story. Some of these
homes also feature a second-story dormer and a ftont porch that spans the entire length of the
front building wall. Staff therefore recommended that the applicant consider revisions that would
break up the tall front building wall to read more like a one-and-a-half story building from the
street. Staff also suggested that the applicant consider incorporating additional elements seen in
the neighborhood such as a longer front porch.
The applicant's first revision, as shown on the previous page, represented a significant departure
from the original proposal. The overall design of the dwelling was changed to a one-and-a-half
story bungalow, a style seen elsewhere on this block. It featured aroofline parallel to the street, a
second-story dormer, and a full front porch. The first version also included a truncated or "half-
hip" roof on either side of the dwelling that was later removed. Subsequent revisions to the
proposal did not significantly change the overall design of the home but instead responded to
staff's remaining concerns about the appropriateness of the overall building height.
These changes, when taken together and compared to the original proposal, have resulted in a
dwelling more suitable for the neighborhood. The dwelling proposed for this substandard lot
could be made even smaller and shorter than the applicant's final proposal, particularly given
that some of the homes on the block face are less than 20 feet in height. However, the overall
22.9 foot building height proposed here is still lower than the 25-foot height limitation allowed
under infill regulations and will not be perceptibly higher than some of the other homes in the
block and the neighborhood. Staff also believes that the proposed threshold height, while less
than the average on the block face, is reasonable and helps to achieve a lower overall building
height. At least two other homes on this block of Little Street have a threshold height at or below
the applicant's proposal.
The location of the house on the site and the provision of parking here are also appropriate for
the area. The dwelling will be located at the prevailing front setback line, which at 13.9 feet is
relatively close to the street compared to some neighborhoods in the City. The side yard
setbacks, at just over seven feet, are also consistent with what exists in the neighborhood. In
terms of parking, the applicant proposes to meet off-street parking requirements with atwo-space
parking pad located directly off the adjacent public alley. This arrangement is similar to other
parking arrangements nearby in that parking is typically inconspicuous and located to the side of
the dwelling. The provision of parking here also allows the dwelling to be set in the middle of
the lot with equal side yard setbacks for an overall balanced appearance from the street.
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The development of this lot will require the removal of several small and medium-sized trees.
However, the applicant will be required to add trees and other approved landscaping to the site to
achieve an overall crown coverage of at least 25% as required under infill regulations. Staff also
notes that the existing street trees in front of the lot will remain since no new curb cuts are
required for the new dwelling.
Finally, staff has heard potential concern from the neighborhood that the proposed new dwelling
could exacerbate existing stormwater runoff issues on nearby properties. The grading plan
process, which is required for new single-family homes, will evaluate the potential for drainage
impacts and require remediation if necessary. Staff has also included condition language
(Condition #2) requiring that the driveway be surfaced using a permeable paving system to help
mitigate potential stormwater concerns.
Staff finds that the proposed new single-family dwelling is appropriate for this location and,
subject to the conditions in Section III of this report, recommends approval of the request.
III. RECOMMENDED CONDITIONS
Staff recommends approval of the Special Use Permit request subject to compliance with all
applicable codes and ordinances and the following conditions:
1. The design of the dwelling shall be substantially consistent with the submitted
illustrations dated May 17,2011 to the satisfaction of the Director of Planning & Zoning.
(P&Z)
2. All new driveway/parking areas shall be surfaced with a permeable paving system to the
satisfaction of the Director of Planning & Zoning. (P&Z)
3. A grading plan showing all improvements and alterations to the site shall be required
prior to any land disturbing activities and must be approved by T&ES prior to the
issuance of abuilding permit. (T&ES)
4. The building permit plans shall comply with requirements of City Code Section 5-6-224
regarding the location of downspouts, foundation drains and sump pumps. Refer to
Memorandum to Industry dated June 18, 2004. [Memorandum is available online at the
City web site under Transportation\Engineering and Design\Memos to Industry.].
(T&ES)
5. The applicant shall be responsible for repairs to the adjacent city right-of-way if damaged
during construction activity. (T&ES)
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6. No pennanent structUremay be constructed over any existing private and/or public utility
easements. It is the responsibility of the applicant to identify any and all existing
easements on all plans submitted for approvals. (T&ES)
STAFF: Barbara Ross, Deputy Director, Department of Planning and Zoning;
Nathan Randall, Urban Planner.
Staff Note: In accordance with section 11-506(c) of the zoning ordinance, construction or
operation shall be commenced and diligently and substantially pursued within 18months of the
date of granting of a special use pennit by City Council or the special use permit shall become
void.
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IV. CITY DEPARTMENT COMMENTS
- - - -
Legend: C coderequirement R recommendation S suggestion F finding
Transoortation & Environmental Services:
R-l A GRADING PLAN showing all improvements and alterations to the site shall be
required prior to any land disturbing activities and must be approved by T&ES prior to
the issuance of abuilding permit. (T&ES)
R-2 The building permit plans shall comply with requirements of City Code Section 5-6-224
regarding the location of downspouts, foundation drains and sump pumps. Refer to
Memorandum to Industry dated June 18, 2004. [Memorandum is available online at the
City web site under Transportation\Engineering and Design\Memos to Industry.].
(T&ES)
R-3 Applicant shall be responsible for repairs to the adjacent city right-of-way if damaged
during construction activity. (T&ES)
R-4 No permanent structure may be constructed over any existing private and/or public utility
easements. It is the responsibility of the applicant to identify any and all existing
easements on all plans submitted for approvals. (T&ES)
C-l An erosion and sediment control plan must be approved by T&ES prior to any land
disturbing activity greater than 2500 square feet. An erosion and sediment control bond
shall be posted prior to release of the grading plan. (Sec.5-6-224) (T&ES)
C-2 An approved GRADING PLAN must be attached to the building permit application. City
Code Section -5-6-224 requires that a grading plan be submitted to and approved by
T&ES prior any land disturbing activities or the issuance of building permits for
i·mprovements involving:
· the construction of a new home;
· construction of an addition to an existing home where either
· the addition exceeds the area of the existing building footprint by 100% or more;
or, the construction of the addition results in less that 50% of the existing first
floor exterior walls, in their entirety, remaining;
·· changes to existing grade elevation of I-foot or greater;
· changes to existing drainage patterns;
land disturbance of 2,500 square feet or greater.
Questions regarding the processing of grading plans should be directed to the T&ES Site
Plan Coordinator at [phone]. Memorandum to Industry No. 02-08 was issued on
April 28, 2008 and can be viewed online via the following link.
http://alexandriava.gov/uploadedFilesltes/info/gradingPlanRequirements.pdf
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